Peak Residence stands as one of District 11's most carefully conceived boutique developments: 90 freehold units arranged across three low-rise blocks on Thomson Road, completed in 2021 by Tuan Sing Holdings and Rich Capital Holdings under the joint-venture vehicle TSRC Novena Pte Ltd. In a submarket where freehold land has become genuinely scarce, Peak Residence occupies a former private estate — Peak Court — and delivers the tenure permanence that discerning owner-occupiers and capital-preservation investors find hard to replicate in nearby new launches. At roughly S$2,400–S$3,150 psf across its 1- to 4-bedroom+study mix, the project sits comfortably within the Core Central Region (CCR) pricing band while offering a boutique living environment that larger nearby towers cannot match. This review examines the project's location fundamentals, product quality, pricing relative to comparable CCR freehold stock, and the buyer profiles best served by ownership here.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 11 — the Newton/Novena corridor — occupies a unique position within Singapore's residential hierarchy. Administratively classified as CCR, it commands prestige comparable to Districts 9 and 10 yet historically trades at a relative discount, making it the entry point of choice for buyers who need CCR credentials without the full Orchard Road price premium. The Thomson Road address places Peak Residence within eight minutes' walk of Novena MRT on the North-South Line, and within reach of the Thomson–East Coast Line's Mount Pleasant station — dual-line access that the Urban Redevelopment Authority's own transaction data confirms is a consistent PSF driver for CCR freehold stock. URA property data for D11 shows new launch CCR condos averaging S$3,208 psf in 2026, while resale freehold units in the district have been transacting in the S$2,215–S$2,800 psf range — a band within which Peak Residence's recorded deals sit firmly. The Novena medical cluster (Tan Tock Seng Hospital, Novena Specialist Centre, Mount Elizabeth Novena Hospital) adds an employment draw unique to this corridor, sustaining rental demand from medical professionals that most other CCR sub-districts cannot replicate. Three retail nodes — Novena Square, Square 2, and Velocity — sit within comfortable walking distance, while Orchard Road is a five-minute drive via the Central Expressway. The result is a location that packages genuine central convenience without the construction-noise and density pressures associated with larger Orchard or River Valley corridors.
Singapore's broader CCR freehold segment has regained momentum through 2025 and into 2026, underpinned by sustained buying interest from permanent residents, high-net-worth locals rotating out of leasehold stock, and foreign purchasers absorbing the 60% Additional Buyer's Stamp Duty who nonetheless prioritise tenure permanence as their primary holding-cost hedge. MAS property cooling measures continue to weigh on transaction velocity across all segments, but their impact is relatively muted on small-format freehold CCR projects where typical buyers have higher equity ratios and longer holding horizons. The boutique nature of Peak Residence — 90 units across three blocks — means resale liquidity is determined more by the quality of each individual transaction than by bulk supply pressure: a structural advantage over the 200–500-unit towers that dominate D11's resale pipeline.
We track 90 sales and 45 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PEAK RESIDENCE dashboard.
- Average sale price: $2,259,187 across 90 transactions
- Estimated gross rental yield: 2.3%
- District 11 PSF ranking: Premium tier (top 13%)
- Freehold tenure · CCR · D11 · 90 units
About PEAK RESIDENCE
PEAK RESIDENCE is a freehold condominium, located at THOMSON ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), comprising 90 residential units, completed in 2021.
As a freehold property, PEAK RESIDENCE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PEAK RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 15 | $2,487 psf | $1,348,249 |
| 2 BR | 40 | $2,443 psf | $1,978,699 |
| 3 BR | 25 | $2,536 psf | $2,735,056 |
| 4 BR | 10 | $2,562 psf | $3,557,870 |
Sales Market Overview
PEAK RESIDENCE has recorded 90 sale transactions with an average transaction price of $2,259,187, ranging from $1,248,400 to $3,951,850.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $2,524 psf | $2,272,413 | — |
| 2022 | 37 | $2,470 psf | $2,065,222 | ↓ 2.2% |
| 2023 | 45 | $2,499 psf | $2,416,317 | ↑ 1.2% |
PEAK RESIDENCE ranks in the top 13% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, PEAK RESIDENCE trades 1.7% above the segment benchmark.
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Rental Market Overview
PEAK RESIDENCE has recorded 45 rental transactions with monthly rents averaging $4,388/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 34 | $4,493/mo | $2,900/mo | $8,000/mo |
| 1 BR | 5 | $3,440/mo | $3,300/mo | $3,600/mo |
| 2 BR | 6 | $4,583/mo | $4,200/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 1 | $4,000/mo |
| 2025 | 42 | $4,437/mo |
| 2026 | 2 | $3,550/mo |
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Investment Analysis
Based on average rents and sale prices, PEAK RESIDENCE delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
| PARK INFINIA AT WEE NAM | Freehold | 486 | $2,313 psf | 56 |
Location Map
Map shows PEAK RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PEAK RESIDENCE
- Mount Pleasant MRT
- Novena MRT
- Toa Payoh MRT
- Newton MRT
- Newton MRT
- St. Joseph'
- New Town Primary School
- Singapore Chinese Girls'
Nearby MRT Stations
PEAK RESIDENCE is 620m from Mount Pleasant MRT (Thomson-East Coast Line), with 7 stations within 1.5 km.
Nearby Schools
There are 17 schools within 2 km of PEAK RESIDENCE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 490m |
| New Town Primary School | Primary | 540m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.2 km |
| Anglo-Chinese School (Primary) | Primary | 1.2 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| Beatty Secondary School | Secondary | 1.4 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| Nexus International School | International | 1.5 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.5 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.5 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.5 km |
Freehold tenure in a land-scarce CCR submarket. Peak Residence's most durable advantage is its perpetual title. Singapore has not rezoned meaningful freehold residential land in District 11 in over a decade, and the Government Land Sales programme consistently releases 99-year leasehold sites. Every new CCR launch neighbours either a leasehold project or an ageing freehold development facing collective-sale uncertainty. Peak Residence was redeveloped from an existing freehold estate, preserving the title across the full site area. For buyers intending to pass the asset to the next generation, freehold status eliminates the lease-decay discount that begins to materialise in 99-year stock from roughly the 40-year mark onward — a horizon that is already visible for early-2000s D11 leasehold projects. Use the lease-decay calculator to model the value differential between a freehold unit and a same-vintage 99-year peer over a 20- or 30-year hold.
Boutique scale and low-density design. At 90 units across three five-storey blocks, Peak Residence achieves a floor-area ratio and green coverage that most Singapore condominiums simply cannot deliver. The facility list — 33-metre lap pool, Jacuzzi pool, meditation deck, reflecting pool, clubhouse, gym, and multiple courtyard gardens — is proportioned for genuine residential use rather than showpiece photography. Shared-facility crowding, a persistent complaint in 300+ unit CCR projects, is structurally absent here. This intimacy also translates to faster lift access, quieter lobbies, and a community atmosphere closer to private landed housing than to standard high-rise condominium living.
Connectivity across two MRT lines. The eight-to-ten-minute walk to Novena MRT (North-South Line) is well within the sub-12-minute threshold that Singaporean buyers consistently reward in pricing. More significantly, the Thomson–East Coast Line's Mount Pleasant station is within reach, extending one-transfer connectivity to Marina Bay, Orchard, and the eastern employment corridors. For tenants — particularly the medical professionals at the Novena hospital cluster — car-free commuting is entirely viable, supporting a rental market that is relatively insulated from broader economic cycles.
Educational catchment quality. The D11 Thomson corridor falls within proximity of several of Singapore's most sought-after primary schools: Anglo-Chinese School (Primary), St Joseph's Institution Junior, and CHIJ Primary (Toa Payoh). For families navigating Phase 2B primary school balloting, the D11 address provides optionality that commands a measurable premium in owner-occupier demand. Secondary and international schooling options — including the Singapore Chinese Girls' School and a range of international schools in the D10 and Bukit Timah corridor — are accessible within a short commute. Compare the D11 school catchment against other CCR districts using the District 11 overview.
Developer track record. Tuan Sing Holdings is an SGX-listed developer with a portfolio that spans commercial, hospitality, and residential assets across Singapore and Australia. Its residential projects are associated with above-average finish quality, and the company's listed status provides a degree of accountability that privately held boutique developers cannot match. The 70/30 joint venture with Rich Capital Holdings concentrates the majority of execution risk with the larger, better-capitalised partner, a structure consistent with Tuan Sing's approach on other residential developments. Buyers evaluating side-by-side developer comparisons will find Tuan Sing's defects liability and after-sales service record broadly positive relative to peers in the boutique CCR segment.
Price quantum and exit liquidity. While PSF rates at Peak Residence compare reasonably with broader D11 CCR freehold benchmarks, the absolute quantum for 3- and 4-bedroom units — likely S$3–4 million and above — concentrates the buyer pool. Singapore's Additional Buyer's Stamp Duty (ABSD) structure means that second-property buyers face 20% ABSD and foreigners face 60% ABSD, compressing the addressable market for resale units above the S$3 million mark. Buyers should model total acquisition costs carefully: use the stamp duty calculator and total-cost calculator to stress-test affordability across different buyer profiles before committing.
Modest rental yield relative to holding cost. Recorded rental transactions at Peak Residence suggest yields in the 2.3–2.6% gross range — a profile typical of premium CCR freehold stock but meaningfully below the 3.5–4.5% achievable in mid-market OCR projects. Buyers relying on rental income to service a mortgage will find the carry challenging, particularly given that TDSR constraints limit loan-to-value ratios for investment buyers. The cash-flow calculator and TDSR calculator should be used in tandem to determine whether the net carry is sustainable across a projected hold period.
Competition from larger CCR projects. Several larger freehold and 999-year leasehold projects in D11 and adjacent D10 offer higher floor counts, more unit variety, and potentially stronger resale liquidity through sheer volume of comparable transactions. Boutique projects command a lifestyle premium but can underperform on absolute capital gain in rising markets where buyers chase new launches with developer incentives. The 90-unit pool also means fewer “comps” for valuation purposes, which can introduce variability in bank-assessed market value — relevant for buyers relying on maximum LTV financing.
No future en-bloc optionality in the near term. Paradoxically, freehold status slightly reduces the en-bloc premium that leasehold owners sometimes receive as tenure decay creates collective-sale motivation. At 90 units with a relatively recent 2021 TOP, Peak Residence is at least a decade from the 10-year minimum age required for collective sale consideration. Buyers banking on an en-bloc exit should not include this in their base case investment thesis for the medium term.
[
{
"persona": "Singaporean family upgrading from an HDB or leasehold condo",
"fit_color": "green",
"reason": "Freehold title eliminates long-run lease-decay risk, D11 school catchment supports primary school ballot strategy, and the boutique low-density design suits families transitioning from landed-style living. ABSD is zero or manageable on a first private-property purchase."
},
{
"persona": "Medical professional employed at the Novena hospital cluster",
"fit_color": "green",
"reason": "Walk-to-work distance from Tan Tock Seng Hospital and Mount Elizabeth Novena minimises commute cost and time. Rental demand from incoming medical staff creates a liquid exit pool if the owner later relocates."
},
{
"persona": "Singapore PR or citizen seeking CCR capital preservation with a 10-year-plus horizon",
"fit_color": "green",
"reason": "Freehold CCR land is structurally finite. The 15–25% freehold premium documented in D11 comparables tends to widen over time as leasehold peers age. A long hold absorbs the entry-cost drag of ABSD and stamp duty while allowing the tenure premium to compound."
},
{
"persona": "High-net-worth investor seeking pure yield optimisation",
"fit_color": "yellow",
"reason": "Gross yields of 2.3–2.6% are characteristic of CCR freehold stock but require a sizeable equity buffer to carry positively. This profile is better suited to buyers for whom yield is secondary to capital preservation and estate planning rather than the primary return driver."
},
{
"persona": "Short-horizon buyer (hold under 5 years)",
"fit_color": "red",
"reason": "Acquisition costs — BSD, potential ABSD, and agent commissions — typically require at least 5–7 years of price appreciation to break even on a CCR unit at this quantum. A short hold in a flat or mildly declining market risks a nominal loss even with stable underlying PSF values."
},
{
"persona": "Foreign buyer (non-SPR) seeking Singapore residential exposure",
"fit_color": "yellow",
"reason": "The 60% ABSD for foreigners is a severe entry barrier at Peak Residence's price quantum. The freehold title and CCR location remain among the strongest available arguments for bearing this cost, but the acquisition math only works for buyers with a very long hold horizon and high conviction on SGD asset appreciation."
}
]
Peak Residence earns its place in the upper tier of District 11's freehold boutique submarket. The combination of perpetual title, low-density design, dual-MRT-corridor accessibility, and a developer with a verifiable track record addresses the core criteria of discerning CCR owner-occupiers and capital-preservation buyers. It is not the right vehicle for yield maximisers or short-horizon investors — the gross yield ceiling and high acquisition quantum rule those profiles out clearly. But for Singaporean families seeking a generational freehold asset in a medically and educationally well-served corridor, or for professionals who genuinely value living within walking distance of Singapore's most concentrated private healthcare cluster, Peak Residence occupies a niche that is both defensible and difficult to replicate with new supply. At current resale PSF levels of S$2,400–S$3,150, the project trades at a discount to the S$3,208 psf average for new CCR launches — meaning buyers acquire proven freehold stock with a completion and defects-track record already established, without paying the new-launch premium. In a market where freehold land in the CCR is a diminishing resource, that structural scarcity argument only strengthens with time. Use the mortgage calculator, affordability calculator, and ROI calculator to model your specific acquisition scenario, and compare Peak Residence against other D11 projects on the District 11 analytics page or via the property comparison tool.
FAQ
What is the average price for PEAK RESIDENCE?
What is the rental yield for PEAK RESIDENCE?
Is PEAK RESIDENCE freehold or leasehold?
What is the tenure of Peak Residence and why does it matter?
Peak Residence is freehold, meaning ownership is perpetual with no lease-expiry date. In Singapore's property market, freehold status matters for two reasons: first, it eliminates the lease-decay discount that begins to affect 99-year leasehold properties from roughly the 40-year mark onward; second, freehold land in the CCR is no longer being released under the Government Land Sales programme, making existing freehold sites structurally scarce. For buyers with a generational holding horizon or estate-planning goals, the freehold title is Peak Residence's single most durable differentiator. Use the lease-decay calculator to model the long-run value differential between freehold and leasehold units in the same district.
How far is Peak Residence from Novena MRT station?
Peak Residence is approximately an 8–10 minute walk from Novena MRT on the North-South Line. The project also benefits from proximity to the Thomson–East Coast Line's Mount Pleasant station, which extends connectivity to Orchard, Marina Bay, and the eastern employment centres without requiring a change at Novena. This dual-line access is a meaningful PSF driver in the D11 market and supports both owner-occupier convenience and tenant demand from professionals employed in the Novena medical cluster.
What is the typical PSF range for Peak Residence resale units?
Recorded resale transactions at Peak Residence have ranged from approximately S$2,295 psf (at the lower end, for larger 3-bedroom units in 2023) to S$2,872 psf (for compact 1-bedroom units in 2022). The broader observed range across all unit types is approximately S$2,400–S$3,150 psf. This positions Peak Residence within the established D11 CCR freehold resale band, and at a discount to the S$3,208 psf average recorded for new CCR launches in 2026 — reflecting the project's 2021 TOP vintage rather than any fundamental quality deficit. Always verify the latest caveated transactions via URA's property data portal before making a purchase decision.
Which primary schools are within the D11 catchment for Peak Residence?
Peak Residence sits within the Thomson Road corridor of District 11, placing it within reasonable distance of Anglo-Chinese School (Primary) on Barker Road, CHIJ Primary (Toa Payoh), and St Joseph's Institution Junior. Singapore's primary school registration framework operates on kilometre-based priority phases, so exact eligibility depends on the year of registration and the school's intake profile. Prospective buyers with school-age children should verify the current distance brackets directly with MOE before relying on proximity as a confirmed Phase 2B or 2C advantage.
What ABSD rates apply when buying Peak Residence?
As of 2026, Singapore's ABSD schedule imposes 0% on a Singaporean citizen's first residential purchase, 20% on a second purchase, and 30% on a third or subsequent purchase. Singapore PRs pay 5% on a first purchase and 30% on a second. Foreigners pay 60% regardless of the number of properties held. At Peak Residence's price quantum, the ABSD amount on a second or foreign purchase is substantial: a S$3 million unit would attract S$600,000 ABSD for a foreigner and S$600,000 for a Singapore citizen on a second property. Use the stamp duty calculator to compute your exact BSD and ABSD liability, and the affordability calculator to determine whether the total acquisition cost is within your financing parameters.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 90 transactions analysed
- Rental data: 45 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for PEAK RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.